Crossroads - City of Noblesville

CrossroadsPLANNED DEVELOPMENT

Request for Council ApprovalCity Council 2nd Reading | November 21, 2017

PRESENTED BY STEVEN D. HARDIN, ESQ.

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TABLE OF CONTENTS

Tab 1 Executive Summary

Tab 2 Aerial Location Map

Tab 3 Adjacent Developments Map

Tab 4 Concept Plan

Tab 5 Pedestrian and Bicycle Connectivity

Tab 6 Illustrative Architectural Exhibits

Tab 7 Proposed Rezone Ordinance

Tab 8 Proposed PD Overlay District Ordinance

TABLE OF CONTENTS

Petitioner:Corby Thompson

Boomerang Development, LLC11911 Lakeside DriveFishers, IN 46038

Attorney:Steven D. Hardin, Esq. Rex A. Ramage, Land Use Planner

Faegre Baker Daniels, LLP600 East 96th Street | Suite 600Indianapolis, Indiana 46240telephone. 317.569.9600fax. 317.569.4800

Engineer:Eric A. Gleissner, P.E.

Civil Site Group, Inc.160 West Carmel Drive | Suite 240Carmel, IN 46032

TAB 1

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EXECUTIVE SUMMARY

Boomerang Development, LLC, (“Boomerang”) is pleased to introduce its newest Noblesville mixed-use development: the Crossroads. The Crossroads, named for its loca on immediately east of the intersec on of two state highways, is comprised of 84 +/- acres bounded on the north by State Road 32 and on the south by State Road 38 (the “Real Estate”)(please see the Aerial Loca on Map at Tab 2).

About the Development: Below is a summary of the proposed development:

• 115 homesites • New-to-Noblesville, rear-load homes by David Weekley Homes (constructed examples of these homes may be found at Lawrence Village at Fort Benjamin Harrison [5735 Buskirk Drive in Lawrence] • Homes by M/I Homes (constructed examples of these homes may be found at Highlands Prairie of Noblesville [19634 Wagon Trail Drive in Noblesville] • 172 stacked fl ats • 2-story “stacked fl ats” built by Old Town Development with one unit at ground level and one above. • Each home has a direct-access, ground-level garage for one or two cars. • Constructed examples of these fl ats may be found at the Sunrise on the Monon development at 1501 Starcross Lane in Carmel, which were built by Old Town. • Approximately 45,000 2 of neighborhood-serving commercial space • Constructed examples of this area may be found at the northwest corner of 131st and Hazel Dell (Café Patachou, Pizzaology, Starbucks, etc.) • Approximately 2.5 miles of paved walking/biking trails (in addi on to sidewalks) crea ng and connec ng a walkable community (please see Tab 5) • Over 9 acres of park land though ully located at the southeast por on of the development (providing fl ower and vegetable gardens (including Indiana varietal fruit trees and berry bushes), a dog park, pickle ball courts, a half basketball court, a handicap accessible playground and a soccer goal) (please see Tab 4) • Meets the goals and objec ves of the Housing Study • Landscaped perimeter with mounds, trees, and shrubs (please see Tab 4)

About the Homes: The recent housing study commissioned by the City iden fi ed that the exis ng housing supply within the City of Noblesville consists of a predominately homogenous community of single family homes on typically larger lots. Going forward, the housing study encourages compact development and diverse housing types, meet the growing demand for walkable neighborhoods, expand the market, appeal to a broader demographic, and support households as they move along the housing con nuum. Consistent with that guidance, Boomerang has worked with the City to propose an appropriate mix of housing types for this unique property that Boomerang believes will a ract and retain Noblesville’s current and future residents. Boomerang scoured exis ng developments within the region to select current and crea ve designs that appeal to the lifestyle choices that con nue to emerge. Please see the Illustra ve Architectural Exhibits at Tab 6.

About Boomerang:The principals at Boomerang Development, LLC have been engaged in residen al and commercial development in Noblesville, as well as Fishers, Carmel, Zionsville, Indianapolis and Greenwood since 1983. Boomerang is desirous to move beyond simply crea ng a neighborhood and to look toward crea ng a community where residents can transi on

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EXECUTIVE SUMMARY

on loca on while enjoying the ameni es and connec vity not typically or historically designed within developments.

Update Since First ReadingAt its November 7, 2017, mee ng, the City Council held fi rst reading for this proposal and asked the following ques ons:

1. Councilor Hampton asked Boomerang to remove Automobile Fuel Sta on from the Special Considera on Use list.

Update: Boomerang agreed to do so, and that use now has been removed from the Special Considera on Use list.

2. Councilor Hampton asked whether any addi onal details exist at this me regarding the proposed wall that Stoney Creek Estates’ HOA requested that Boomerang install on the Stoney Creek Estates property.

Update: Boomerang has agreed to work with the HOA and it’s aff ected members to design and build an appropriate wall from the Stoney Creek Estates entryway, west to the edge of the Stoney Creek Estates project. It is understood that the City will need to review and approve this installa on. At this point, the wall is defi ned as an 8’ tall, stone wall.

3. Councilor Jensen asked Boomerang to explore adding landscaped bump-outs along the main entrance street.

Update: Following fi rst reading, Boomerang’s engineer spoke with and submi ed an ini al exhibit to the City’s Engineering Department for considera on. If supported by the City’s Engineering Department, then Boomerang will incorporate this concept into its detailed development plan.

4. Councilor Wiles asked where and how pedestrians will cross SR 38.

Update: Boomerang will work with the City and INDOT on the appropriate crossing loca ons during the detailed development plan stage.

Thank you for your considera on.

TAB 2

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AERIAL LOCATION MAP

166166thth Street Street

State Road 32State Road 32

State Road 38State Road 38

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ADJACENT DEVELOPMENTS MAP

166166thth Street Street

State Road 32State Road 32

State Road 38State Road 38

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TAB 4

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CONCEPT PLAN

TAB 5

PEDESTRIAN AND BICYCLE CONNECTIVITY (EXCERPT FROM THE 2015 CITY OF NOBLESVILLE ALTERNATIVE TRANSPORTATION PLAN)

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PEDESTRIAN AND BICYCLE CONNECTIVITY - OPTION A

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PEDESTRIAN AND BICYCLE CONNECTIVITY - OPTION B

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